Black mould round rotting windows

Pigeongirl

Hello guys, I hope someone here can help me.:beer:

We have been renting our house for the last 3 years and the landlord has refused to replace our windows, even though the letting agents have advised it. She has sent someone round to repaint them once but that just masked the problem. The problem is that they are old wooden windows, single glazed and they are damp, peeling and weak. The handles keep falling off and having to be replaced because when the wood swells, the windows need more force to close. Also, we have bad condensation (even though I air the rooms daily) and so black mould is growing round them and on them.

I really don't know what to do as the landlord doesn't want to replace them (which I understand because as far as she's concernced as long as we keep paying the rent on time, which we always do, then why should she bother?) but I'm worried that it will affect the health of our three year old son. I'm also worried that the windows are not secure enough.

She wants us to renew the tenancy for another six months and we have to send the forms back by Dec1st. I really don't know whether we should ask for the windows to be replaced or just find somewhere else to live or just put up and shut up.

Am I worrying over nothing? Is this mould dangerous? I mean, we've lived here three years and no-one's been ill yet but I am asthmatic and suffer bad chest infections.

Please advise!

Many thanks.

poppysarah

Don't renew. You can stay on your existing tenancy which will roll over onto a periodic tenancy. Tell her in writing you would like the windows replacing, that the letting agent agrees it should be done.
Tell her if it is not done within 1 month you will be giving notice.

Start looking for somewhere with double glazing.

Are you paying less rent than other properties?

If you are concerned about the windows then you could try the council's private tenancy support officer who will be able to offer proper advice pershaps on what can be done to help you.

Dick_o_the_North

Tenants have virtually no rights, landlords hold all the best cards. I rent my house, have lived here for almost seven years, I have repeatedly ask for jobs to be done but it doesn't happen, every room downstairs is damp, the outside needed painting when we moved in and we were promised it would be done, it hasn't been, the front door is disgusting and the sitting room window is rotten. I have decided that enough is enough and move into another rented house in November.

You need to establish your rights as a tenant, the best way to do this is to speak to the CAB or your local council. There is also a lot of information on the internet.

I am concerned for your 3 year old, I have recently become asthmatic due to the damp in the house, children are more susceptible to it.

Does anyone know of a national tenants association that could fight for us?

Good luck

Dick_o_the_North

One further thought, visit this site http://www.warmfront.co.uk/ , you may be able to get some help for the windows.

poppysarah

!!!!!!_o_the_North wrote: »

Does anyone know of a national tenants association that could fight for us?

Good luck

Council's have private rental support officers who should be able to deal with damp properties. Why not give them a shout about where you rent now... even if you're moving. They can collate details about landlords then and ensure that bad apples are sorted out.

tbs624

!!!!!!_o_the_North wrote: »

Tenants have virtually no rights, landlords hold all the best cards.............You need to establish your rights as a tenant, the best way to do this is to speak to the CAB or your local council. There is also a lot of information on the internet.

I think you just contradicted yourself there. Of course tenants have rights and I think you'd find that many LLs who have had poor tenants would disagree with you on who "holds the best cards". Yes, there is a lot of info on the net and a lot of it is downright incorrect. No-one should ever simply rely on anything on the 'net (include my spoutings;)) without getting proper qualified clarification for themselves.

The problems lie in the fact that tenants often do not know how to get repairs issues resolved by raising the issues effectively. Shelter, the CABs and the Council's private sector rentals teams do a fantastic job.

Why do tenants stay in a property for years where there are ongoing serious repairs issues? There *are* other properties out there let by professional LLs who have decent standards. You say that you have been in your problem home for **7 years**?? some may view that as you in effect colluding with the LL - if tenants didn't rent from these people they'd have to either give up their lettings business or bring the properties up to scratch

Tenants should always, always put any repairs issues in writing from the very start of the problem and keep proper records of progress or the lack of, and then step it up a stage via the local Council PSR team/EH dept.

tbs624

Pigeongirl wrote: »

We have been renting our house for the last 3 years and the landlord has refused to replace our windows, even though the letting agents have advised it. She has sent someone round to repaint them once but that just masked the problem. The problem is that they are old wooden windows, single glazed and they are damp, peeling and weak. The handles keep falling off and having to be replaced because when the wood swells, the windows need more force to close. Also, we have bad condensation (even though I air the rooms daily) and so black mould is growing round them and on them.

I really don't know what to do as the landlord doesn't want to replace them (which I understand because as far as she's concernced as long as we keep paying the rent on time, which we always do, then why should she bother?) but I'm worried that it will affect the health of our three year old son. I'm also worried that the windows are not secure enough.

You have a right to live in a property that is free from damp, is secure, and is properly maintained in line with the LLs repairing obligations under LL & T law.

Pigeongirl wrote: »

She wants us to renew the tenancy for another six months and we have to send the forms back by Dec1st. I really don't know whether we should ask for the windows to be replaced or just find somewhere else to live or just put up and shut up.

Have you actually *written* to the LL and/or the LA explaining the difficulties that the windows cause for you. Never mind about the LA for a moment - the LA acts for the LL not for you, and when they advise a LL to upgrade things it is more about the LA covering their own back than about genuine concern for any tenant.

Pigeongirl wrote: »

Am I worrying over nothing? Is this mould dangerous? I mean, we've lived here three years and no-one's been ill yet but I am asthmatic and suffer bad chest infections.

Living in damp conditions is not acceptable - it's listed under HHSRS rating system that councils use to assess property standards.

If you are heating & ventilating the property adequately - especially when cooking, showering etc -& not drying loads of wet washing inside then you are doing what you can, and the situation with the mould is down to the LL to resolve.(It is of course harder to keep ventilation up when windows won't open/close properly and frames are weak.)

Stand back and look at this one - you presumably have been good reliable tenants, paying your rent on time and doing what you can to look after the property?

If you leave, then the LL has to find new tenants, pay new fees to the LA, pay for an Energy Performance Certificate (the rating for which will be affected by the poor windows) and face possible several months with a rent void because very few other tenants will take on a property, particularly in the winter months, with problems such as the ones you describe.She will have problems with her building insurance because the property stands empty , she will only have exemption from council tax for a limited period etc. Any tenant who is daft enough to rent it will be an unknown - may turn out to never pay rent on time, &/or grow suspect plants in the living room, &/or trash the rest of the house.

I would write to the LL and LA now: keep it friendly, and remind them of the definite benefits to them retaining you as tenants. Mention your health problems & your concern for your child. Say that you'd love to stay but regret than unless the windows can be brought up to a satisfactory standard, before expiry of your current contract, then you will need to move on to a new property.

Alternatively you can just choose to renew and push the LL to get it done via the local council's private sector rentals team & EHO, but you may be in for a lengthy wait.

I can't remember whether it was Paintpot or Sooz who recommended some mould removing stuff made by Dettol in the short -term, but do take some photos so that you have evidence of the property's condition.

Gingernutmeg

The Dettol mould and mildew stuff is brilliant - you'll find it in a bright green spray bottle in the cleaning aisle of the supermarket. I used to use it on mouldy windows in a property I once lived in, and it cleaned it up brilliantly (short term solution of course, but worthwhile). Do be careful when you use it though as it's bleach based so it really stinks, and it can take the colour out of paint/fabric/carpets etc.

Premier_2

Once you've managed to remove the mould & mildew as suggested above, a regular wipe with just a clean cloth to keep them dry should prevent further problems.

You'll probably need to do this every morning at this time of year and also straight after you have caused excessive condensation e.g. after bathing/showering, cooking, washing up, etc.

ruggedtoast

Pigeongirl wrote: »

Am I worrying over nothing? Is this mould dangerous? I mean, we've lived here three years and no-one's been ill yet but I am asthmatic and suffer bad chest infections.

Please advise!

Many thanks.

In order for mould to spread it has to send spores out into the air, these attach to other damp places and try to grow. If you have mould growing in your house you have spores floating around in your air, and this can make some people sick (I'm allergic to mould).

Even if youre not allergic its far from good for you and I would hazard a guess that asthma and chest infetions do sound like possible mould allergies.

Kill of the mould right away with some spray, buy an air purifier for the medium term and then move out. Eventually something serious will go wrong with your house like the boiler will blow or something and it doesnt sound like your LL will have much interest in fixing it.

On no account sign any 6 month tenancies unless you are happy to live in the house, as it is, for six months.

Soot2006

I spent a fortune trying to stay on top of a similar situation for two years - identical window problem. Argued with the LL so many times about it finally moved out after getting chronic bronchial infections. Moving out was THE best thing ever - I'd actually forgotten how wonderful it is to live with double glazing & decent, modern fittings. The the even better thing is that my old flat has now been empty for 1 full year (on the market) so LL really did lose out by not acting.